I wrote staff asking for details on Tribute's application for 2425 Simcoe St N (File #2022-98) on the Committee of Adjustment Agenda for tonight's 6pm meeting which is identified as: "to permit two apartment buildings and 18 block townhouses with reduced resident and visitor parking".
It is another large Tribute/RioCan project known as UC2 on Simcoe St N east side, directly opposite the Tribute/RioCan UC1 25 storey 505-unit tower on the west side at 2550 Simcoe St. N
Curiously the C of A approved an application previously for one tower for Tribute UC2 at 2425 Simcoe St N (File #2022-69) 9 months ago.
At the February 9, 2022 C of A meeting Tribute’s Phase 2 site plan application for UC2 was for a one 27 story 588 apartment unit high rise + 18 townhouses (for a total of 606 units), plus
407 spaces in the planned 2 level underground parking
291 surface parking spaces
426 spaces in a separate 4 level high parking garage
for a total of 1,124 parking spaces.
One question asked concerning this application now for two towers (the original 27 storey one, plus the 19 storey one) was why weren't they originally presented together. I pointed out that recently TWO CRANES were installed on the site. By having the second crane up early (at no small expense to the applicant) and prior to tonight's meeting, it seems the applicant may be expecting a green light by the C of A to approve the adjustments, as well as staff quickly approving the project's separate site plan approval.
Staff responded that "the applicant is now proposing changes resulting in the need to secure additional variances through the Committee of Adjustment...The developer is now proposing two towers with 975 apartment units and 18 block townhouses (993 units total).
The previous minor variance application (File: A-2022-69) from the February 2022 meeting was specifically for interpretation of the front lot line, increased front yard depth, and reduced landscaped open space abutting a Residential Zone.
The current minor variance application (File: A-2022-96) is to reduce the required number of parking spaces...
405 spaces are provided underground,
137 spaces are provided at surface level, and
426 spaces are provided within the parking structure."
"Both towers are located on the same property so construction of both towers could occur concurrently (hence the cranes).
As to why the current proposal differs from what was first submitted, parking data (particularly data from UC Tower 1 on the west side of Simcoe Street North) was collected subsequent to the initial submission. Based on this data now being available, the current minor variance application was submitted by the proponent."
Highlights: It seems the big change since February involving the second building which adds approx 387 more residential units to the project, reduces the parking spaces by 156 fewer. The one UC2 tower that was approved first in February is 27 stories high and the other one now being added is 19 stories.
Other Notes:
i) Occupancy data being used to support the UC 2 project's fewer parking spaces are from the recemt;y built UC 1 condo apartment Tower on the west side @ 2550 Simcoe St. N which according to the consultant's October report was at 70% occupancy last month.
ii) The lands immediately to the north of the UC 2 project (corner of Simcoe St. N and Windfields Farm Dr East is the south corner of Simcoe St. N and Windfields Farm Dr. E where there is the plan to have to have a transit station to serve the Windfields Main Central Area.
iii) Conditions for the UC2 project at 2450 Simcoe St N. (east side) 993-unit plan:
—"the owner shall provide all initial occupants of the apartments and block townhouses with a Presto transit card. This requirement shall be a minimum of one (1) card per unit shall be provided with a minimum value of $50 loaded on each card."
—the City "will require the applicant to add more bicycle parking spaces than currently proposed (approximately 159 more spaces)"
Written comments to the Committee must be received no later than 4:30 pm on November 9, 2022. Submissions are accepted by email at [email protected]. Please include your name, your address and application number or address of the property you are providing comments on.
It is another large Tribute/RioCan project known as UC2 on Simcoe St N east side, directly opposite the Tribute/RioCan UC1 25 storey 505-unit tower on the west side at 2550 Simcoe St. N
Curiously the C of A approved an application previously for one tower for Tribute UC2 at 2425 Simcoe St N (File #2022-69) 9 months ago.
At the February 9, 2022 C of A meeting Tribute’s Phase 2 site plan application for UC2 was for a one 27 story 588 apartment unit high rise + 18 townhouses (for a total of 606 units), plus
407 spaces in the planned 2 level underground parking
291 surface parking spaces
426 spaces in a separate 4 level high parking garage
for a total of 1,124 parking spaces.
One question asked concerning this application now for two towers (the original 27 storey one, plus the 19 storey one) was why weren't they originally presented together. I pointed out that recently TWO CRANES were installed on the site. By having the second crane up early (at no small expense to the applicant) and prior to tonight's meeting, it seems the applicant may be expecting a green light by the C of A to approve the adjustments, as well as staff quickly approving the project's separate site plan approval.
Staff responded that "the applicant is now proposing changes resulting in the need to secure additional variances through the Committee of Adjustment...The developer is now proposing two towers with 975 apartment units and 18 block townhouses (993 units total).
The previous minor variance application (File: A-2022-69) from the February 2022 meeting was specifically for interpretation of the front lot line, increased front yard depth, and reduced landscaped open space abutting a Residential Zone.
The current minor variance application (File: A-2022-96) is to reduce the required number of parking spaces...
405 spaces are provided underground,
137 spaces are provided at surface level, and
426 spaces are provided within the parking structure."
"Both towers are located on the same property so construction of both towers could occur concurrently (hence the cranes).
As to why the current proposal differs from what was first submitted, parking data (particularly data from UC Tower 1 on the west side of Simcoe Street North) was collected subsequent to the initial submission. Based on this data now being available, the current minor variance application was submitted by the proponent."
Highlights: It seems the big change since February involving the second building which adds approx 387 more residential units to the project, reduces the parking spaces by 156 fewer. The one UC2 tower that was approved first in February is 27 stories high and the other one now being added is 19 stories.
Other Notes:
i) Occupancy data being used to support the UC 2 project's fewer parking spaces are from the recemt;y built UC 1 condo apartment Tower on the west side @ 2550 Simcoe St. N which according to the consultant's October report was at 70% occupancy last month.
ii) The lands immediately to the north of the UC 2 project (corner of Simcoe St. N and Windfields Farm Dr East is the south corner of Simcoe St. N and Windfields Farm Dr. E where there is the plan to have to have a transit station to serve the Windfields Main Central Area.
iii) Conditions for the UC2 project at 2450 Simcoe St N. (east side) 993-unit plan:
—"the owner shall provide all initial occupants of the apartments and block townhouses with a Presto transit card. This requirement shall be a minimum of one (1) card per unit shall be provided with a minimum value of $50 loaded on each card."
—the City "will require the applicant to add more bicycle parking spaces than currently proposed (approximately 159 more spaces)"
Written comments to the Committee must be received no later than 4:30 pm on November 9, 2022. Submissions are accepted by email at [email protected]. Please include your name, your address and application number or address of the property you are providing comments on.
